HMO Property Management & Lettings

What is an HMO?

A House in Multiple Occupation (HMO) is a property rented by three or more people forming two or more households, who share facilities such as a kitchen, bathroom, or toilet.

  • Married or cohabiting couples (including same-sex relationships)
  • Relatives or half-relatives (siblings, uncles, aunts, grandparents, etc.)
  • Step-relations (e.g. step-parents and step-children)

What is a Large HMO?

Your property will be classified as a Large HMO if it is:

  • Shared by five or more tenants, forming two or more households
  • Sharing at least one essential facility (toilet, kitchen, or bathroom)

Even if tenants are on a joint tenancy agreement, if the above applies, it still qualifies as an HMO under UK law.

Proactive HMO Services Designed for Landlords Who Expect More

At Propertiva, we specialise in the letting and full management of shared accommodation. We understand that Houses in Multiple Occupation (HMOs) come with a unique set of challenges, licensing, legal obligations, multiple tenants, shared facilities, and higher turnover. These factors make managing an HMO far more complex than a standard buy-to-let.

As experienced HMO professionals, we’re here to take care of everything so you don’t have to. From sourcing tenants and securing licenses to ongoing compliance and maintenance, we manage your HMO to a high standard while keeping your returns on track.

What is an HMO?
A House in Multiple Occupation (HMO) is a property rented by three or more people forming two or more households, who share facilities such as a kitchen, bathroom, or toilet.

A household is considered one family or a couple. For example:

  • Married or cohabiting couples (including same-sex relationships)

  • Relatives or half-relatives (siblings, uncles, aunts, grandparents, etc.)

  • Step-relations (e.g. step-parents and step-children)

Licensing: Mandatory, Additional & Selective

  • Mandatory Licensing is required for all large HMOs

  • Additional Licensing may be required for smaller HMOs depending on your local council

  • Selective Licensing may also apply, especially in boroughs with large rental populations

Propertiva will advise you on the right licensing path and, if needed, handle the application process on your behalf.

How We Keep Your HMO Compliant

HMO compliance is non-negotiable, and we treat it as such. We ensure your property meets the following standards:

  • Fire doors and keyless escape routes

  • Mains-connected smoke alarms in bedrooms and communal spaces

  • CO2 detectors, fire extinguishers, and fire blankets

  • Periodic fire risk assessments

  • Annual gas safety checks by Gas Safe registered engineers

  • EICR (Electrical Installation Condition Reports) every five years

  • Ongoing checks of appliances and electrical installations

We ensure all rooms meet the legal minimum:

●  6.51m2 for one adult

●  10.22m2 for two adults

●  4.64m2 for a child under 10

  • Advice on proper refuse storage and bin allocation

  • Arrangement of disposal areas in line with council guidelines

  • All furniture provided meets fire resistance regulations

  • Ongoing checks during inspections to ensure tenants haven’t removed tags or replaced items

Finding the
Right Tenants

Letting by the room means you need more than just reliable tenants, you need people who will get along. We focus on:

  • Tenant pre-screening and compatibility checks
  • Professional referencing and credit checks
  • Viewings handled by our experienced team
  • Tailored AST agreements for individual or joint tenants

Full-Service HMO Management

We manage every detail, including:

  • Rent collection (by room or group)
  • Handling arrears professionally
  • Dealing with tenant issues and disputes
  • Tailored AST agreements for individual or joint tenants
  • Coordinating weekly or fortnightly cleaning (optional)
  • Organising tradespeople for maintenance and repairs
  • Tailored AST agreements for individual or joint tenants
  • Handling utilities and council tax where required
  • Handling utilities and council tax where required

Why You Should Use an HMO Specialist

Managing HMOs is a full-time job. Without expert help, landlords can quickly fall foul of regulations, risking fines, voids, or licence suspension.

With Propertiva, you’ll have peace of mind knowing your property is compliant, well-managed, and profitable. We are, 

  • Members of The Association of Residential Letting Agents (ARLA)
  • Regulated by The Property Ombudsman
  • Fully protected under Client Money Protection (CMP)

Why Choose Propertiva?

Proven expertise in HMO compliance and licensing
100% hands-off property management
Exceptional tenant selection process
Compliance-first culture, protecting your reputation and returns
Transparent pricing with no hidden costs
End-to-end support with a personal touch
Want the Full HMO Breakdown?

Download our HMO Guide to learn:

  • HMO pros and cons

  • Legal requirements by room and amenity

  • Planning permission and Article 4

  • Safety standards and room sizes

  • What makes a compliant and profitable HMO

Download Our HMO Landlord Guide Here

Let’s Talk About Your HMO

If you’re thinking of converting your property or are frustrated managing one alone, we’re here to help. Let us do the heavy lifting while you enjoy the returns.

Contact Us